1. Call to Order
2. Roll Call and Pledge of Allegiance
3. New Business
Discussion/Possible Action the Stern Village Management Plan for
2017-2018, the Congregate Management Plan for 2017-2018 and
Congregate Services Plan for 2017-2018

4. Resident Comments
The ‘Resident Comments’ portion of the THA Board Meeting are an opportunity for residents to provide comments relating to Stern Village. This portion of the meeting is not intended to be a question and answer session. If a resident poses a question to the THA Board, THA Board Members will hold their remarks on that question until the resident has concluded his or her comment. At that point, THA Board Members can choose to answer such questions posed during the comment or decline to answer. Resident will be provided three (3) minutes to speak on matters relating to Stern Village and will not be interrupted by THA Board Members, except for extenuating circumstances, such as profanity, slander or verbally attacking another person, or to simply ask the resident to restate or clarify a comment. If a resident is interrupted during their comment, the Acting Chair shall allow the resident additional time to speak for a rough equivalent of the time period of the interruption. If a THA Board Member wishes to remark on the content of a comment made by a resident, he or she will hold that remark until the resident has concluded his or her comment and then state it for the record.
5. Adjournment

1. Call to Order
2. Roll Call and Pledge of Allegiance
3. Reading and Approval of Minutes for the regular March 27, 2017 Board
Meeting
4. Treasurer’s Report
5. Executive Director’s Report
6. Unfinished Business
7. New Business
8. Updates from the duly elected Stern Village Resident Association
9. Resident Comments
The ‘Resident Comments’ portion of the THA Board Meeting are an opportunity for residents to
provide comments relating to Stern Village. This portion of the meeting is not intended to be a
question and answer session. If a resident poses a question to the THA Board, THA Board
Members will hold their remarks on that question until the resident has concluded his or her
comment. At that point, THA Board Members can choose to answer such questions posed
during the comment or decline to answer. Resident will be provided three (3) minutes to
speak on matters relating to Stern Village and will not be interrupted by THA Board Members,
except for extenuating circumstances, such as profanity, slander or verbally attacking another
person, or to simply ask the resident to restate or clarify a comment. If a resident is
interrupted during their comment, the Acting Chair shall allow the resident additional time to
speak for a rough equivalent of the time period of the interruption. If a THA Board Member
wishes to remark on the content of a comment made by a resident, he or she will hold that
remark until the resident has concluded his or her comment and then state it for the record.
10. Adjournment

The ‘Resident Comments’ portion of the THA Board Meeting are an opportunity for residents to provide comments relating to Stern Village. This portion of the meeting is not intended to be a question and answer session. If a resident poses a question to the THA Board, THA Board Members will hold their remarks on that question until the resident has concluded his or her comment. At that point, THA Board Members can choose to answer such questions posed during the comment or decline to answer. Resident will be provided three (3) minutes to speak on matters relating to Stern Village and will not be interrupted by THA Board Members, except for extenuating circumstances, such as profanity, slander or verbally attacking another person, or to simply ask the resident to restate or clarify a comment. If a resident is interrupted during their comment, the Acting Chair shall allow the resident additional time to speak for a rough equivalent of the time period of the interruption. If a THA Board Member wishes to remark on the content of a comment made by a resident, he or she will hold that remark until the resident has concluded his or her comment and then state it for the record.

The meeting was called to order at 4:00 pm by Chairman Kopchik followed by Roll Call and the Pledge of Allegiance.

Past Minutes
The following changes were made by Ms. Polansky to the September 25, 2017 minutes:
1. Under Past Minutes – should read “Motion was made by Mrs. Kopchik to approve the minutes of the August 15, 2017 Special Board Meeting as written.”
2. Under Treasurer’s Report – should read “Stern Village and Stern Center currently have an overall gain of $154,974.”
3. Under Executive Director’s Report – Paragraph 8 – Ms. Polansky noted the inspections will start the week of October 30 which was changed from the original start date of October 16.. Paragraph 9 should read “If a vehicle is parked in the circle longer than 20 minutes without providing the THA notice, the car will be towed at the owners’ expense.” Paragraph 10 should read “He will also be providing handcrafted metal ornaments to those residents who provided a food item. Paragraph 12 should read “Applications for Stern Village will be accepted mid-October through the end of December.” Paragraphs 14 and 15 – the word facility should read THA.
Mrs. Kopchik motioned to approve the minutes of September 25, 2017 as amended. Seconded by Mrs. Dowd and approved unanimously.

Treasurer’s Report
Mrs. Dowd reported for the Trumbull Housing Authority for the period ending September 30, 2017. Stern Village and Stern Center currently have an overall gain of $131,681. This is attributable to the filling of the vacancies in the Village and the Center. We received approximately $135,000 from United Illuminating as incentive for installing heat pumps. Under the new GAAP accounting rules, we have to recognize the incentive as income and not part of the reserve for repairs and maintenance, which has been eliminated. Currently our reserve balance is $881,127, which is approximately $3,969 for each unit in the entire complex.

Executive Director’s Report
Ms. Polansky reported the overall cash position as of September 30, 2017 shows a balance of $789,738 including the investment account. As of September 30, 2017, Accounts Payable is approximately $40,292 including the PILOT accrual for the current and prior year.

New chairs and flooring for the Congregate have been purchased. Units 5, 6, 7, 8 and 40 are being rehabbed in order to increase the base rent for incoming tenants. Improvement in the lighting in the common areas in the Congregate will continue to be done with LED lights. Ms. Polansky is looking for other projects to improve the facility within the realm of need, affordability and security.

The windows will be replaced in the Congregate for more energy efficient units. Ms. Polansky is applying for various grants to cover this cost and other incentives.

At the present time the Village has nine vacancies, five of which are being remodeled. The Congregate has four vacancies which are being sanitized for new residents coming in November 1 through November 15. Applications are being accepted for Stern Village through the remainder of the year. This is posted in the CT Post, on social media, at Town Hall and through social workers. Ms. Polansky is working on a Facebook page.

At last week’s Tuesday Tea, Jeff and Renee showed everyone how to change the settings on the heat pumps for climate control. If anyone needs help, contact Ms. Polansky or complete a work order and the Maintenance Department will help.

The THA picnic was a success. Several corporate friends of Stern Village donated funds or items for the picnic. Thanks to their generosity, there was no cost to the THA. Food and entertainment was great.

Ms. Polansky thanked the Stern Village Resident Association for hosting a wonderful potluck for the residents. This was also a welcome to the new residents. Nick took the lead to make the event amazing. Approximately 46 residents attended the program. Everyone had a good time. It is hoped to make this an annual event. Nick gave a small handmade metal decoration for the gardens to everyone who helped or attended.

All residents will be receiving letters regarding inspections of their units. This year, besides cleaning the filters on the heat pumps, Maintenance will be checking for any mold issues and overabundance of items in the living spaces. Inspection forms were created. Paulette and Ms. Polansky attended some sessions with CHFA which addressed issues with housing authorities and specifically the overabundance of items. This is an illness. If you can no longer use the rooms for their intended purposes, there is a problem. This is a health problem for the resident and their neighbors as well as a fire hazard. Everyone will get a rating this year. Help will be available for those who need it.

Ms. Polansky noted there are several problems with the infrastructure. She has requested $5 million from the State to address them. However, until Connecticut has a budget, it is unknown if any funding will be available. If these funds are not approved, the THA will need to look at other means. The roads and sidewalks are treacherous and the sewer and sanitary systems need to be addressed. It is not just repaving, it is a large project with roads, sidewalks, curbs and pathways. Representative David Rutigliano has been in touch with Ms. Polansky and he noted he is still working with the State to approve the funding. These issues will be addressed in the spring due to the winter weather. It is unknown how long after the budget is approved that the entities would be notified of the funding approval.

Unfinished Business
None.

New Business
Ms. Polansky discussed the possible approval of a new laundry service vendor. She noted there are problems with the current vendor, CSC – prices were raised without notification, service does not answer calls for issues or problems with the machines in a timely manner, machines are not serviced in a timely manner, old technology, coin operated and they also started charging for administrative fees. Ms. Polansky would like to cancel their contract and start with a new vendor, Automatic Laundry, which serves PHAs throughout CT and MA. They have great references.

Automatic Laundry will provide LG front load washers and dryers. They are ADA approved, simple to use and energy efficient. An additional washer/dryer will be located in the Community Room. Each resident would have laundry cards instead of using quarters. Prices were reviewed. Standard wash will be $1.50 instead of $1.25. Dryer will be $1.25. Prices are guaranteed for 24 months. The standard contract with housing authorities is ten years. Mr. Niebuhr asked if the current vendor is in breach of contract. Ms. Polansky noted they are not in breach just that they are not responsive and are very hard to deal with. Contracts were briefly discussed. Attorneys are working on this matter. This change was tabled until additional information can be obtained.

Updates from the Duly Elected Stern Village Resident Association
Maureen gave an update on the welcome to Stern Village luncheon. Nick was the chair of this event and did a great job. He got everyone involved. There was good participation. Next year they hope to have more residents attend.

Maureen asked if Mitsubishi was contacted about the frequency of changing the filters. Ms. Polansky stated Mitsubishi went by the manual with changes as necessary depending on circumstances.

Resident Comments
None.

Ms. Polansky encouraged the residents to take a copy of the CT Guide to Emergency Preparedness booklet which is available in the Community Room.

Mr. Niebuhr asked if the repairs and maintenance account funds were redistributed. These funds have been recorded appropriately. There are no tax implications for the THA.

Adjournment
Motion was made by Mrs Kopchik to adjourn the meeting at 4:25 pm. Seconded by Mrs. Dowd and approved unanimously.

The meeting was called to order at 4:05 pm by Chairman Kopchik followed by Roll Call and the Pledge of Allegiance.

Past Minutes

Motion was made by Mrs. Kopchik to approve the minutes of July 24, 2017 as written. Seconded by Mr. Niebuhr and approved. Motion was made by Mrs. Kopchik to approve the minutes of August 15, 2017 Special Board Meeting as written. Seconded by Mr. Niebuhr and approved with one abstention by Mrs. Dowd.

Treasurer’s Report

Mrs. Dowd reported for the Trumbull Housing Authority for the period ending August 31, 2017. Stern Village and Stern Center currently has an overall gain of $154,974. This is attributable to the filling of the vacancies in the Village and the Center. We received approximately $135,000 from United Illuminating as incentive for installing heat pumps. Under the new GAAP accounting rules, we have to recognize the incentive as income and not part of the reserve for repairs and maintenance. Currently our reserve balance is $927,637, which is approximately $4,179 for each unit in the entire complex.

Executive Director’s Report

Ms. Polansky reported the overall cash position as of August 31, 2017 shows a balance of $822,770 including the investment account. As of August 31, 2017, Accounts Payable is approximately $50,107 including the PILOT accrual for the current and prior year.

During this time period, new chairs were purchased, new flooring was installed, as well as the remodeling of Units 5,6,7,8.

The THA is always making additional improvements for the comfort and well-being of the residents within the realm of safety, necessity and affordability.

In the Congregate, the lighting will be improved in the common areas of the Congregate by changing to LED lights, chairs will be replaced with similar ones to the Community Room and the carpeting in the vestibule will be replaced with new flooring.

At the present time, the Village has three vacancies not including the ones being remodeled. The Congregate has three vacancies.

Ms. Polansky noted that until the State budget is passed, approval for the SSHP funding round would not be announced. These funds were requested in April 2017. Funds would be used for updates to the roads, sanitary systems, water management systems, fascia, etc. She will continue to look for grant opportunities now that the 501c3 has been established.

October 13 is the annual THA Fall Fest. We have received donations from friends and vendors to help offset the cost of the event.

Annual inspections will start the week of October 16. This will include the heat pumps and the vents.

Ms. Polansky thanked Gus and John for their dedication to help keep Stern Village safe. Gus provides THA parking stickers to the residents as long as they provide a valid vehicle registration. She noted it is important to differentiate residents from visitors. Visitors continue to park in the circles which are prohibited areas. Gus has made up a notice that is placed on these vehicles stating they must move their cars. If a vehicle is parked in the circles longer than 20 minutes without providing the THA notice, the car will be towed and the police will be called.

There are several new residents coming in. Ms. Polansky thanked the Stern Village Resident Association for all the good they are doing and gearing the organization towards having more social events. Nick organized the potluck dinner. He will also be providing handcrafted metal ornaments to those residents who provide a food item.

Starting October 1, the Community Room will be closed at 7pm daily.

Applications for Stern Village will be accepted mid-October through December.

Paulette will receive the Trumbull Integrity Award on September 28 at 7pm in the Town Hall.

Ms. Polansky noted the facility would be moving to GAAP accounting that is being mandated by the State. We have had the RM&R (Reserve Maintenance and Repairs) but that is now gone and things will be accounted for differently in the future.

Mr. Gerhardt noted the facility would be changing their accounting procedures to align with the GAAP (Generally Accepted Accounting Policy). The change will not affect how we operate but how we present information. Mr. Gerhardt has been working to transfer information into this new system. It is a difficult transition because he has to go back decades to figure out what items cost at that time and whether the items should or should not be depreciated. The State is requiring a Capitalization Policy of $5,000 or more; why they picked that number is unknown but it can be whatever the Commission decides. This requires approval of the Commission. Ms. Polansky noted that most of the housing authorities have decided the $5,000 is appropriate; Neil suggested $3,500.

New Business

Capitalization Policy – Mrs. Kopchik moved to approve the Capitalization Policy mandated by the State of Connecticut. A discussion was held regarding changing the number to $3,500. Polansky read the Capitalization Policy (attached to these minutes). Depreciation is based on the IRS guidelines. Mrs. Kopchik moved to approve the Capitalization Policy mandated by the State of Connecticut. Seconded by Mrs. Fatse and approved.

2017-2020 Agreement between the THA and Union – Mrs. Kopchik moved to approve the agreement for the 2017-2020 union contracts. Seconded by Mrs. Dowd and approved unanimously.

Stern Village Resident Association Update

Maureen noted there will be a potluck dinner on October 18 at noon. Invitations have been sent out. She is also looking for donations; food will be provided by residents who have volunteered to help.

Resident Comments

James Jenestreet – presented information about the cleaning of the filters in the heat pumps. He noted the information in the manual stated specifically how and when they are supposed to be cleaned and the functioning of the heat pumps and what they do. Some filters need to be cleaned every two weeks while others need to be cleaned every three months. His unit has been installed since the beginning of May and cleaning of the filters has not been done yet. Two work orders were put in and refused – one because the maintenance department did not have a schedule set and the second because he was told they didn’t have to be cleaned because they were new. The notice sent to residents states if you break it, you replace it. He also stated that the Village Voice noted that any mold problem is the responsibility of the tenant. However, if the units have mold in them, they will be spreading the spores into the apartments. He stated this is a health issue for the welfare of the people. He feels the heat pumps should be cleaned per the instructions from the manufacturer.

Ms. Polansky noted that she contacted John Barry and he stated they do not have to be cleaned every two weeks. The change of seasons is when the filters need to be cleaned. If you have a pet, it would need to be done more frequently. The heat pump also has a dehumidifier control on it. Mrs. Fatse asked Ms. Polansky to get an opinion letter from the company regarding this. Mrs. Donofrio asked if the units have deodorizing filters because some do not. This will be confirmed.

Joan – requested an additional explanation of the new accounting system.

Adjournment

There being no further business, Mrs. Kopchik moved to adjourn the meeting at 4:37 pm. Seconded by Mrs. Fatse and approved.

The meeting was called to order at 4:06 pm by Chairman Kopchik followed by Roll Call and the
Pledge of Allegiance.
Chairman Kopchik stated that she would like to call an Executive Session to discuss personnel matters
and she requested that Executive Director Harriet Polansky and Financial Consultant Neil Gerhardt join
the Executive Session.
Motion was made by Chairman Kopchik to move to the Executive Session. Seconded by Susan Fatse
and approved unanimously.
Motion was made by Chairman Kopchik to continue the board meeting after the Executive Session.
Seconded by Paul Niebuhr and approved unanimously.

New Business
Motion made by Chairman Kopchik to approve the tentative agreement for the 2017 — 2020
Trumbull Housing Authority Union Contract. Seconded by Susan Fatse and unanimously approved.

Resident Comments
No comments made.

Adjournment
There being no further business, Chairman Kopchik moved to adjourn the meeting at 4:17 pm. Seconded
by Susan Fatse and unanimously approved.

The meeting was called to order at 4:05 pm by Chairman Kopchik followed by Roll Call and the Pledge of
Allegiance.

Past Minutes
Motion was made by Mrs. Kopchik to approve the minutes of June 26, 2017, as written. Seconded by
Mr. Niebuhr and approved.

Treasurer’s Report
Mrs. Dowd reported for the Trumbull Housing Authority for the period ending June 30, 2017. Stern
Village and Stern Center currently has an overall loss of approximately $116,830. This is attributable to
the numerous vacancies in the Village and Center reducing the rental income, as well as additional legal
expenses, the costs of advertising for the wait list openings and the necessary credit checks, utility rate
increases and usage and the rehabbing of vacated units. If you take into account the funds we add to
our provision for our reserves, the Adjusted Net Income will be a loss of $2,210.

Executive Director’s Report
Ms. Polansky reported the current reserve balance is $1,369,296, which is approximately $6,168 for
each unit in the entire complex. The overall cash position as of June 30, 2017, shows a balance of
$741,472, including the investment account. As of June 30, 2017, Accounts Payable is approximately
$63,755, including the PILOT accrual for the current year. Ms. Polansky will continue to look at other
projects to further improve the facility within the realm of affordability, necessity, and security.
At the present time, the Village has 11 vacancies. At least eight of these will be rented August 1 –
October 1. This does not include units 5, 6, 7 and 8. The Congregate has two vacancies. The Maintenance crew is in the process of rehabbing the units.
There was a significant mold issue in Unit 40 that could have been avoided. Ms. Polansky held a mold
prevention meeting with the residents. ServPro came in to discuss causes of mold and how it spreads.
Residents were instructed how to clean and what to look for. Handouts will be in the August newsletter.
Water spills need to be cleaned up so mold does not develop.
The energy incentive check from UI has been received. Ms. Polansky noted the funds would be used for
several different projects including remodeling of vacant, off-line apartments, heat pumps in the
Congregate dining room and flooring in the community room. Fifteen new chairs have been purchased
and some of the current chairs have been donated to other departments. She is also hoping to replace
the remaining windows in the Congregate and an air handling system for the Congregate kitchen. She
has also asked UI to provide an energy incentive for heat pumps for the dining room.
The Community Room will be closed Tuesday at 4 pm for the installation of flooring. It will be closed
through the weekend to allow the new flooring to set.

Unfinished Business
No unfinished business.

New Business
1. Ms. Polansky noted the Small Cities Grant paid for the heat pumps in all the units. Some funding
was used for the heat pumps in the Community Room. The remainder of the funds will be going
towards six water heaters that need to be replaced. Mrs. Kopchik moved to approve the AIA
change orders for the purchase of six water heaters to be used for the Stern Village. Seconded
by Mr. Niebuhr and approved.
2. Ms. Polansky noted they have been remodeling apartments as they become vacant. Currently, the THA has a building encompassing four efficiency units that are vacant. These units will be
remodeled and upgraded by installing new kitchen cabinets with Universal Design in mind, new
non-slip, easy to clean wood floors, walk-in shower with ADA hardware and grab bars, fresh
paint, and new appliances. The THA will be able to pay for some of these upgrades.
In order to accrue more rental income, the base rent for newly remodeled apartments must
increase. Ms. Polansky noted she will not know what the financial situation for the
Center/Village will be until the State has their own budget. She is proposing that for the newly
remodeled efficiency apartments, the base rate should be $600 and $650 for any of the one
bedrooms that are remodeled in the future. This is based on several discussions with CHFA
about creative ways to increase the rental income and a review of various market studies and
source market information. The new base rent will not affect or apply to the current tenants at
Stern Village. The new units will not be offered to current tenants. A letter will be sent to all
applicants on the wait list alerting them of the newly remodeled apartments and new base rent.
If no one on the wait list is interested in the “Model Units” 5, 6, 7 and 8, they will be advertised
with a higher base rent.
The intention is to phase in the new base rent for Stern Village as units become available
through turnover and vacancies. The THA has the resources to remodel/upgrade units, as per
the model units, in order to charge a higher monthly base or net rent. A discussion was held with
the residents about rents.
Mrs. Kopchik moved to approve the new base rents to be applied to the newly remodeled units
only. The new base rent for efficiencies will be $600 and the new base rent for one bedroom
units will be $650. The remodeled units will be available to incoming residents only. The new
base rents do not apply to existing Stern Village residents. Seconded by Mr. Niebuhr and
approved unanimously.

Updates from the Stern Village Resident Association
Sandy Fisher noted there will be a potluck on October 18 from noon until 3 pm. John will be contacting
different politicians. They will have letters printed up that residents can sign for various concerns such
as Medicare and Medicaid that will be forwarded to these individuals. Maureen was elected as
member-at-large and will serve as secretary. Gloria will put together a list of people to be contacted
because they are ill or had surgery. She noted Kim is no longer with them because the funding from the
state is not available.
Ms. Polansky noted a new pool table and two chairs were donated by a Trumbull resident who moved
from the area.

Resident Comments
Deborah Dowd – noted she will be having back surgery this week. The Resident Association is in good
hands while she is gone.
Lee – questioned the new siding noted in the newsletter. Ms. Polansky stated some of the exteriors of
the buildings will be updated but not the siding.
Joan – asked if there was a store that could donate appliances for remodeled units. Ms. Polansky noted
that once they become a 501c3, this type of donation will be possible. 501c3 status has been applied for
but Ms. Polansky has not heard any update.
Sandy – Requested a printer for the Community Room. Ms. Polansky noted there will be a printer in the
Congregate that the Resident Association can use. Ms. Fisher also questioned how to get more
residents involved in their community. It was suggested that a questionnaire be developed to ask
residents their interests and what they would like to see for activities.

Adjournment
There being no further business, motion was made by Mrs. Kopchik to adjourn the meeting at 4:35 pm.
Seconded by Mr. Niebuhr and approved.

The meeting was called to order at 4:06 pm by Chairman Kopchik followed by Roll Call and the Pledge of
Allegiance.
On behalf of the Board, Mrs. Kopchik asked for a moment of silence for Shirley Puzak who recently passed. She helped deliver the Village Voice and was loved by all.

Past Minutes
Ms. Polansky amended the minutes of May 22, 2017 as follows: Page 2, 5th paragraph should read “Tires
will be checked by maintenance and will be on the road shortly.” Page 3 under Resident Comments
from Joan should read “with your neighbor or know they are ill, please call for help.” Motion made by
Mrs. Kopchik to approve the minutes of May 22, 2017 as amended. Seconded by Mrs. Donofrio and
approved. Abstention by Mrs. Fatse.
Ms. Polansky amended the minutes of the Special Meeting of June 6, 2017 as follows: Page 1;
paragraph above Village Management Plan should read “Village and Congregate for 2017‐2018.”
Motion was made by Mrs. Kopchik to approve the minutes of June 6, 2017 as amended. Seconded by
Mrs. Donofrio and approved. Abstentions by Mrs. Fatse and Mr. Niebuhr.

Treasurer’s Report
Mrs. Dowd reported for the Trumbull Housing Authority for the period ending May 31, 2017. Stern
Village and Stern Center currently has an overall loss of approximately $103,105. This is attributable to
the numerous vacancies in the Village and the Center reducing the rental income, as well as additional
legal expenses, the costs of advertising for the wait list opening and the necessary credit checks, utility
rate increases and usage, and the rehabbing of vacated units by the maintenance people. If you take
into account the funds added to the provision for the reserves, the Adjusted Net Income will be a profit
of $2,302.

Executive Director’s Report
Ms. Polansky reported the current reserve balance is $1,389,629, which is approximately $6,260 for
each unit in the entire complex. The overall cash position as of May 31, 2017 shows a balance of
$803,380, including the investment account. As of May 31, 2017, Accounts Payable is approximately
$45,112 including the PILOT accrual for the current year. Ms. Polansky will continue to look at other
projects to further improve the facility within the realm of affordability, need and security. At the present time, the Village has twelve vacancies and the Congregate has five vacancies. New residents will
be moving into Stern Village throughout July and August.
Ms. Polansky reviewed her Recap from January 1, 2017 through June 30, 2017. Recap is attached.

Unfinished Business
No unfinished business.

New Business
Ms. Polansky noted there was a small amount of funding left from the Small Cities Grant that was used
for the heat pumps. These remaining funds will be used to install heat pumps in the Community Room.
There will be no expense to the Village as it is part of the original grant. John Barry will be doing the
work. Ms. Polansky noted the problems with some of the pumps have been resolved. Resident bills
have been significantly reduced. Motion was made by Mrs. Kopchik to approve the AIA change order for
labor and material to replace two faulty main breakers in apartments 104 and 105 and the change order
for installation of the heat pumps in the Community Room. Seconded by Mrs. Fatse. Approved
unanimously.

Stern Village Resident Association Updates
Mrs. Dowd reported there is an opening on the Association Board due to a resignation. The next
meeting will be on July 11. They will be taking nominations from the floor, everyone interested will be
given 2‐3 minutes to speak to the group and then a vote will be taken.

Resident Comments
Joan – stated the heat pumps are working well. She has no problem with hers although others have a
problem with the air blowing directly on them. Mrs. Fatse stated that a work order should be done and
the maintenance department will come in and adjust the pump. If a resident did not get a booklet with
directions for the pump, they are available in Ms. Polansky’s office.

Adjournment
There being no further business, motion was made by Mrs. Kopchik to adjourn the meeting at 4:28 pm.
Seconded by Mrs. Donofrio and approved unanimously.

The meeting was called to order at 4:17 by Chairman Kopchik followed by Roll Call and the
Pledge of Allegiance.
Chairman Kopchik noted the Special Meeting was being held to discuss the Stern Village
Management Plan for 2017‐2018, Congregate Management Plan for 2017‐2018 and Congregate
Service Plan for 2017‐2018. Mrs. Kopchik requested Ms. Polansky to review this information.
Mrs. Polansky noted that she and Neil have been working on the Management Plans for the
Village and Congregate for 2016‐2017. The fiscal year starts July 1, 2017, and ends June 30, 2018.

Village Management Plan
For 2018, the budget was increased for rent revenue. On Page 1, revenue comes from the
monthly rent and laundry/vending machines, which is not a significant amount. They accounted
for vacancy loss in the management plan. They have vacancies to fill at the new rent of $400 &
$450, as well as filling the off-line units, 5,6,7,8. Rents were not increased for Stern Village or
the Congregate for the upcoming fiscal year.
They budgeted $719,484 for total rent revenue in 2017 and are increasing it to $773, 544 for
2018.
On Page 2 for Operating Expenses, she noted they are operating efficiently and effectively and
doing their best to keep overall costs down. There were more legal expenses than anticipated
due to tenant issues, the creation of the non-profit, the new leases for Stern Village and the
Congregate, and the like. For 2018, they decreased the budget for legal significantly. With the
Grievance Procedures in place, they will not rely on legal counsel for matters they can settle out
of court.
Utilities – they are anticipating electricity, water, gas, and Cable to remain the same for the next
fiscal year.

Janitorial – the buildings are old and have several areas that need to be fixed. They hope to get
the funding from the State that is needed to fix the major infrastructure problems. There was a
lot of overtime this year due to sewer clogs, rehabbing units, resident issues, and the like. They
increased the budget for 2018 to accommodate full-time salaries for our three maintenance
workers and for one part-time worker.
Supplies – they plan to decrease the cost for office and janitorial supplies in the upcoming fiscal
year.
Garbage and Trash – they use the Town for dump runs from April – September. After that, RWS
provides a dumpster and they pay each time it needs to be emptied. They are approximating the
same cost for 2017-2018.
Insurance – payroll taxes were decreased for this next fiscal year since it ended up being less for
2016-2017. PILOT will increase (PILOT is calculated by net rent – utilities x 3%) due to filling
vacancies. Workman’s Compensation has decreased significantly thanks to Neil for 2017-2018.
Health insurance went up significantly, which we accounted for 2017-2018. Pension expense
has been decreased for the upcoming fiscal year.
Several one-time expenses were incurred in 2017: the purchase of a new truck, rehabilitation of
Unit 16 and on-going sewer issues.
They are planning on a positive cash flow of approximately $8,172 to be used for repairs,
maintenance and reserve.

Congregate Management Plan
Congregate is run a little differently since they have a Management Plan and a Services Plan.
The Congregate receives some state subsidy from DOH. The Congregate Management Plan and
Services Budget are similar to our last fiscal year. There should be a decrease in our UI bill due
to having solar.
Mrs. Kopchik moved to approve the Stern Village Management Plan for 2017-2018, the
Congregate Management Plan for 2017-2018 and the Congregate Services Plan for 2017-2018.
Seconded by Mrs. Donofrio and approved unanimously.

Resident Comments
No resident comments.

Next Meeting
The next regular meeting will be held on June 26, 2017.

Adjournment
There being no further business, Mrs. Kopchik moved to adjourn the meeting at 4:28 pm.
Seconded by Mrs. Donofrio and approved unanimously.